31974 Drews Rd · Sprague River, OR 97639

$85,000

3 bd · 1.0 ba · 1,358 sqft · Manufactured · 82 Days on market

Built 1964 Poor condition 1.56 ac lot $63/sqft · 51% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

High Desert Escape - Bring Your Tools & Your Dreams! Roll up your sleeves and unlock the potential of this 1964 Viking manufactured home! Nestled on 1.56 sprawling acres in the heart of the serene Sprague River valley, this property is the perfect canvas for a custom rehab or wipe the slate clean and start fresh! The spacious living room flows seamlessly into the kitchen and dining area. Plenty of room for a garden, shop, or hobby farm in a valley known for its stunning mountain views and world-class fly fishing. Escape the noise and enjoy the clear night skies of Klamath County. At this price, the opportunity won't last long!

Key facts

• 1.56 sprawling acres
• Clear night skies
• Custom rehab

Tags

• 1.56 SPRAWLING ACRES
• CUSTOM REHAB
• GARDEN SHOP HOBBY FARM
• MOUNTAIN VIEWS
• WORLD-CLASS FLY FISHING
• CLEAR NIGHT SKIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $81 ($973/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Klamath County SD (rural): math 21% / reading 37% proficiency, ranked #46 of 58 in OR (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 80 active listings in the ZIP; 232 units permitted in Klamath County in 2024 (72 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.6% local appreciation)).
• Klamath County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.59%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $175,000
• List price: $85,000
• Delta: -51.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27022 Lane St	0.20mi	3/2.0	1,456 (+7%)	4mo	$175,000	$120	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.59×
• Total profit: $13,924
• Equity at exit: $36,347

10-year hold

• IRR: 13.1%
• Equity multiple: 2.89×
• Total profit: $44,960
• Equity at exit: $54,601

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97639

• Home prices YoY: 2.6%
• Active inventory: 80
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $81

Break-even live

Break-even rent $1,283

Max offer price $85,000

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 82 DOM
2. 2026-06-18
   days on market $85,000 Active 81 DOM
3. 2026-06-17
   days on market $85,000 Active 80 DOM
4. 2026-06-16
   days on market $85,000 Active 79 DOM
5. 2026-06-15
   days on market $85,000 Active 78 DOM
6. 2026-06-14
   days on market $85,000 Active 76 DOM
7. 2026-06-12
   days on market $85,000 Active 75 DOM
8. 2026-06-09
   days on market $85,000 Active 72 DOM
9. 2026-06-08
   days on market $85,000 Active 71 DOM
10. 2026-06-07
    days on market $85,000 Active 70 DOM
11. 2026-06-05
    days on market $85,000 Active 67 DOM
12. 2026-06-02
    days on market $85,000 Active 65 DOM
13. 2026-06-01
    days on market $85,000 Active 64 DOM
14. 2026-05-31
    days on market $85,000 Active 63 DOM
15. 2026-05-30
    days on market $85,000 Active 62 DOM
16. 2026-04-09
    status Active 642-char remark

    Show marketing remark (642 chars)

    High Desert Escape - Bring Your Tools & Your Dreams! Roll up your sleeves and unlock the potential of this 1964 Viking manufactured home! Nestled on 1.56 sprawling acres in the heart of the serene Sprague River valley, this property is the perfect canvas for a custom rehab or wipe the slate clean and start fresh! The spacious living room flows seamlessly into the kitchen and dining area. Plenty of room for a garden, shop, or hobby farm in a valley known for its stunning mountain views and world-class fly fishing. Escape the noise and enjoy the clear night skies of Klamath County. At this price, the opportunity won't last long!

17. 2026-04-07
    status Pending 642-char remark

    Show marketing remark (642 chars)

    High Desert Escape - Bring Your Tools & Your Dreams! Roll up your sleeves and unlock the potential of this 1964 Viking manufactured home! Nestled on 1.56 sprawling acres in the heart of the serene Sprague River valley, this property is the perfect canvas for a custom rehab or wipe the slate clean and start fresh! The spacious living room flows seamlessly into the kitchen and dining area. Plenty of room for a garden, shop, or hobby farm in a valley known for its stunning mountain views and world-class fly fishing. Escape the noise and enjoy the clear night skies of Klamath County. At this price, the opportunity won't last long!

18. 2026-03-27
    listed $85,000 Active 642-char remark

    Show marketing remark (642 chars)

    High Desert Escape - Bring Your Tools & Your Dreams! Roll up your sleeves and unlock the potential of this 1964 Viking manufactured home! Nestled on 1.56 sprawling acres in the heart of the serene Sprague River valley, this property is the perfect canvas for a custom rehab or wipe the slate clean and start fresh! The spacious living room flows seamlessly into the kitchen and dining area. Plenty of room for a garden, shop, or hobby farm in a valley known for its stunning mountain views and world-class fly fishing. Escape the noise and enjoy the clear night skies of Klamath County. At this price, the opportunity won't last long!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 20 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,633
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,473
• Taxable loss: −$81
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $992/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This 1964 Viking manufactured home requires extensive repairs and updates to its roof, exterior, interior, HVAC, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — No visible photos of the roof.
• Major exterior siding — No visible photos of the exterior siding.
• Major interior walls/paint — No visible photos of the interior walls/paint.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals.
• Major landscaping — No visible photos of the landscaping/curb appeal.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding repair and paint — A fresh exterior would enhance curb appeal and attract potential buyers.
• Both HVAC system upgrade — An updated HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping and curb appeal improvements — A well-maintained yard and curb appeal would make the property more attractive and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible photos of the roof.	Major	$15,000–50,000
exterior siding · No visible photos of the exterior siding.	Major	$15,000–50,000
interior walls/paint · No visible photos of the interior walls/paint.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals.	Major	$15,000–50,000
landscaping · No visible photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding repair and paint — A fresh exterior would enhance curb appeal and attract potential buyers. ↑
• Both HVAC system upgrade — An updated HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping and curb appeal improvements — A well-maintained yard and curb appeal would make the property more attractive and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Klamath County SD
• NCES district ID: 4107020
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 37% ▼ -16.00%
• Median HH income: $44,906
• Composite: 24.83/100
• National rank: #7593
• State rank: #46 of 58 in OR

Livability — Sprague River

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9

Population outlook (Klamath County) Hauer SSP2

• Today (2025): 63,870 people
• By 2030: 62,279 · -2.5%
• By 2040: 58,891 · -7.8%
• By 2050: 56,207 · -12.0%
• By 2075: 51,239 · -19.8%
• By 2100: 46,526 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Klamath

• 2024 margin: Solid R (+41.9) · D 27.9% · R 69.8% · Other 2.4%
• 2008→2024 swing: -8.8pp toward R · 2008: -33.1pp · 2024: -41.9pp
• All cycles: 2024: R+41.9 2020: R+40.6 2016: R+44.8 2012: R+38.2 2008: R+33.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.61%
• Current HPI: 102.6475
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

3 events — show timeline

• 2026-04-09 Relisted — MLSCO
• 2026-04-07 Pending — MLSCO
• 2026-03-27 Listed $85,000 MLSCO